1 Evaluating Infill Potential: Identifying and Quantifying Infill Opportunity Sites Infill Potential...

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Evaluating Infill Potential:

Identifying and Quantifying Infill Opportunity Sites

Infill Potential Methodology Project May 2004

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Our Presentation Today

I. Introduction to the Infill Methodology Project

II. The Geographical Screening Feature

III. Evaluating Infill Strategies

IV. Application and Next Steps


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Project Participants

StateCaltrans / HCD

Non ProfitEnvironment Now

LocalCity of Los Angeles

County of Los AngelesConsultants:Terry Watt

Solimar Research


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Grant

Grant funding provided by CaltransEnvironmental Justice Grant


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Section I

Background


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Develop a Tool That Will:

Identify infill parcels with potential for redevelopment

Estimate increased housing production through use of specific infill strategies

Compare different strategies to determine which provide more “bang for the buck”

Be utilized by cities, counties, and the development community and citizen groups


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Project Goals

Develop a replicable tool that will analyze infill scenarios at parcel, neighborhood, and

city-wide scale evolve with changing circumstances support evaluation of public policies and programs utilize local and national government databases use ‘off-the-shelf’ GIS software


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Data

Minimum data requirements Assessors information Zoning Land Use

Other useful data sets Census Infrastructure Building permits, etc. Aerial photos Other…


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Section II

Geographic Screening


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Focus on “Built/Capacity”

Units on the ground / some estimate zoning capacity

Central focus of infill methodology Helps planners identify good spots for infill Highlights areas where change can be

accommodated with little regulatory change Can be combined with other screens such as

land:improvement ratio and investments

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Example Screens Zoning Parcel Size Units on Ground Compared to Zoning Density Ratio of Improvement Value to Land Value Year Built Land Use Distance from Transit Other…


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Infill Analysis Tool – Example West LA CPA

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Example Zoom to Parcel Level

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Query 1: Select Geography, West Los Angeles CPA

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Query 2: All Multiple Family Zoned Parcels

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Query 2: All Multiple Family Zoned Parcels - Zoom

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Query 3: Parcels Greater Than 7000 Square Feet in Size

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Query 4a: Existing Units Less the 50% Allowed by Zoning

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Query 5: Improvement to Land Value Ratio less that 0.9

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Query 6: De-Selection of Parcels by Hand - Before

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Query 6: De-Selection of Parcels by Hand - After

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173 Parcels Selected Through This Screen

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Zoom 1

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Zoom 2 and Identify

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Section III

Evaluating Infill Strategies


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Strategy Development and Analysis

1. Define Strategy

2. Generate Assumptions

3. Geographic Screening

4. Map Results

5. Calculate Estimated Infill Potential

6. Evaluate and Revise


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Generate Assumptions

Determine Density Increase Due to Strategy

Determine Absorption RateLocal Market Conditions Increase Due to Strategy Increase Due to Subsidy


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Strategy 1: 25% Density Bonus

“A 25% density bonus on selected multi-family zoned residential parcels”

Example Qualifying Parcel Criteria:Multiple family zoningOmit parcels with non residential, non

commercial uses ie: churchesExisting/Allowed units ratio less than 75% Improvement Ratio less than 0.9


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Strategy 1 Geographic Screen

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Strategy 1: 25% Inclusionary Density Bonus

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Strategy 5: Transit Oriented District (TOD) “Significant density increase of all residential and

commercially zoned parcels within a given distance of a major transit hub. Height limits are removed and parking is reduced.”

Example Qualifying Parcel Criteria:All parcels within given distance of major

transit hubOmit parcels with non residential and non

commercial zoning


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Southeast LA CPA

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Query 1: Parcels within Southeast LA CPA

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Query 2: Parcels within ½ Mile of Transit Stop

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Query 2a: Parcels within ¼ Mile of Transit Stop

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Query 3: Parcels with Residential and Commercial Zoning

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Query 3: Parcels with Residential and Commercial Zoning - Zoom

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Strategy 3: Transit Oriented Development

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Benefits of This Tool

1. You can select any geography you want … and any parcel-based features you want.

2. You can “de-select” parcels by hand if you know they don’t “fit”.

3. You can test specific policy ideas and see how they will play out statistically and geographically.

4. You can make assumptions about market behavior and incorporate those.


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Section IV

Application and Next Steps


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Potential Applications

Public SectorGeneral agency analysisHCD – Housing ElementsProactive planning – pre-approving good sites

for infill development Private Sector

Developers locating opportunity sites for development


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Sample EJ Application

Layer parcel data onto larger-scale data (what we call “Infill Study Areas”)

See infill potential as it relates to socioeconomic conditions

Example: Multifamily v. second units in West L.A. Community Plan Area

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Next Steps

Solicit Feedback Document Project

Create “How To” Document Future Developments

Data Enhancements Customized User Interface Training and Technical Assistance Select another pilot jurisdiction Further validation and calibration Ability to identify parcels most likely to be redeveloped under a

given strategy


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